Appeal by Kramer Design Ltd. of the Chief Building Official's Decision
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STAFF REPORT ACTION REQUIRED Appeal by Kramer Design Ltd. of the Chief Building Official's Decision With Respect to a Signage Master Plan Proposal for Three First Party Ground Signs at 483 Bay Street Date: March 11, 2015 Ward: Toronto Centre- Rosedale (27) File No.: FP-13-00134 IBMS File No.: 13-265064 PURPOSE OF THE APPEAL This report reviews and makes Figure 1: Key Map – 483 Bay Street recommendations on an appeal made by Kramer Design Ltd. (the "Appellant") regarding a decision of the Chief Building Official to refuse to grant one variance to Chapter 694, to permit the erection and display of three ground signs, each at the intersection of Albert Street and Bay Street; the intersection of Albert Street and James Street; and, to the north of an underground parking entrance servicing the building, fronting Bay Street (the "Proposed Signs"). The subject premises is located in the City Hall Nathan Phillips Square Special Sign District (CHNPS-SSD) which does not permit the erection and display of the Proposed Signs. This report recommends that the decision of the Chief Building Official to refuse the requested variance required for the implementation of the proposed Signage Master Plan be upheld. It is the opinion of staff that the Proposed Signs are not compatible with the development of the premises and surrounding area; do not support Official Plan objectives; will adversely affect adjacent premises; will alter the character of the area; and, are contrary to the public interest. Appeal by Kramer Design – Signage Master Plan – 483 Bay Street 1 RECOMMENDATIONS The Chief Building Official and Executive Director, Toronto Building, recommends that: 1. The Sign Variance Committee refuse the variance requested to § 694-26F(1) which requires any first party sign located on a premises designated as City Hall Nathan Philips Square Special Sign District — CHNPS-SSD to comply with the applicable provisions of §§ 297-9, 297-10, 297-11 and 297-12 of Chapter 297, Signs, of the Municipal Code of the former City of Toronto, as they applied to the premises on the day before Chapter 694 came into effect be varied as required to allow the issuance of permits for the erection and display of three first party ground signs as described in Appendix 1 of this report. REQUIRED VARIANCES As provided for in the summary above and in the table below, one variance is required from the regulations of Chapter 694 to permit the erection and display of the Proposed Signs. Table 1: Summary of Requested Variances Section Requirement Proposal The proposal contemplates the erection and display of two ground No person shall erect or display a ground signs on the premises along the sign along the east side of Bay Street east side of Bay Street between between Albert Street and Dundas Street 694-26F(1) Albert Street and Dundas Street West nor along the north side of Albert West and one ground sign along Street between James Street and Bay the north side of Albert Street Street. between James Street and Bay Street. The proposal contemplates the erection and display of three ground A non-illuminated wall sign for the purpose signs, each containing two of identification is permitted provided that it 694-26F(1) illuminated sign faces, one of which shall not exceed a height of 10 metres on contains readograph copy the westerly or southerly facing wall. (displayed electronically), for directory and parking purposes. COMMENTS As part of the sign regulations contained in Chapter 694, Signs, General, the City has introduced the ability for individuals to obtain a Signage Master Plan ("SMP") to set out specific regulations for the location, arrangement, type and design of signs at a specific location or area. The intent of the SMP is to provide staff the ability to review and consider a comprehensive plan for signage on a premises. The SMP process requires that at least three signs on the premises require variances to Chapter 694. Appeal by Kramer Design – Signage Master Plan – 483 Bay Street 2 SITE CONTEXT AND SIGN DISTRICT DESIGNATION The subject premises, municipally known as 483 Bay Street, is located in Ward 27, Toronto Centre-Rosedale, and is situated at the north-east corner of the intersection of Bay Street and Albert Street. The property is generally bordered by James Street to the east, Albert Street to the south, Bay Street to the west, and a pedestrian pathway leading to Trinity Square to the north. The property is situated to the east of Toronto City Hall and Nathan Phillips Square, the seat of Toronto's municipal government and multi-use public space which is the site of concerts, art displays, a weekly farmers market, and other public municipally-sanctioned events. To the south of the subject premises is Toronto's Old City Hall. Designated a National Historic Site of Canada, it is one of the city's most prominent and recognizable landmarks. To the east of the premises is the Eaton Centre, Toronto's largest shopping complex and a prominent Toronto tourist attraction. To the north and east of the subject building is Trinity Square, the Anglican Church of the Holy Trinity, as well as a number of other heritage buildings. To the north of the subject premises, across the pedestrian pathway, is the Toronto Marriott Hotel. The building on the premises, commonly referred to as "Bell Trinity Square", is a mixed-use commercial-retail building of 15 storeys (north tower), and 10 storeys (south tower). The primary building frontage is along Bay Street, with the main entrances to the building being at the intersection of Bay Street and Albert Street, and Albert Street and James Street. The CHNPS-SSD is composed of three separate areas, located north, south and east of City Hall and Nathan Philips Square. Area 'A', generally extends south from Edward Street to the northern extent of Toronto's City Hall, and is bordered by Bay Street to the east, and University Avenue to the west. Area 'B', extends south from Dundas Street West Albert Street, encompassing the property frontages along Bay Street. Area 'C' encompasses the area to the south of City Hall, and is generally bordered to the north by Queen Street, to the south by Richmond Street West, to the east by Bay Street, and to the west by York Street. The subject property is located in Area 'B' of CHNPS-SSD. The premises is immediately bordered to the north by other CHNPS-SSD designated properties. To the east and south, lands are designated CR-Commercial Residential with lands being designated OS-Open Space, further to the north and east. The lands to the south are designated CR-Commercial Residential, while the property to the west composing Toronto City Hall and Nathan Phillips Square is designated as both OS-Open Space and CR-Commercial Residential sign districts. Appeal by Kramer Design – Signage Master Plan – 483 Bay Street 3 Table 2: Summary of Area and Sign District Designations Land Uses of Surrounding Properties: North East South West Pedestrian Toronto Eaton Centre, Toronto Old City Toronto City Hall, Pathway, Toronto Trinity Square, Church, Hall Nathan Phillips Square Marriott Hotel Heritage Buildings Sign District Designation of Property: CHNPS-SSD Sign District Designations of Surrounding Properties: North East South West CR-Commercial CR-Commercial OS-Open Space, CR- CHNPS-SSD Residential, OS-Open Residential Commercial Residential Space SIGN ATTRIBUTES The proposal contemplates three ground signs, each at the intersection of Albert Street and Bay Street ('Sign A'), the intersection of Albert Street and James Street ('Sign B'), and, to the north of the underground parking entrance, fronting Bay Street ('Sign C'). Sign A and B are to contain two non-illuminated sign faces displayed back-to-back, each displaying static copy. The proposed signs are to be 1.45 meters in horizontal width by 4.27 metres vertical length at a total height of 4.27 metres and are to be used primarily for identification purposes. Sign C is to contain two illuminated sign faces, displayed back-to- back, and both displaying static copy and readograph copy (displayed electronically). The proposed sign is to measure 0.97 metres in horizontal width by 2.74 metres in vertical length, at a total height of 3.66 metres. The portion of the sign face displaying readograph copy is to be 0.75 metres in horizontal width by 1.00 metres in vertical length. Table 3: Summary of Sign Attributes Sign Type: • The proposal is for three ground signs • Two signs are to display static copy Sign Copy Type: • One sign is to display both static and readograph copy # of Sign Faces • Each of the Proposed Signs is to contain two sign faces • Sign A is to be erected at the north-east corner of the intersection of Albert Street and Bay Street and oriented in a northerly/southerly direction. Sign Location and • Sign B is to be erected at the north-west corner of the intersection of Albert Orientation: Street and James Street and oriented in an easterly/westerly direction. • Sign C is to be erected on Bay Street at the northerly portion of the premises, and oriented in a northerly/southerly direction. Appeal by Kramer Design – Signage Master Plan – 483 Bay Street 4 • Sign A is to be 1.45 metres in horizontal width by 4.27 metres in vertical length. Sign Face Dimensions • Sign B is to be 1.45 metres in horizontal width by 4.27 metres in vertical (width x length): length. • Sign C is to be is to be 0.97 metres in horizontal width by 2.74 metres in vertical length.